PORT CREDIT (CLC) MARINA LANDS

PORT CREDIT MARINA LANDS - OPA: Official Plan Amendment for the
Port Credit Marina Lands (owned by Canada Lands Co.
at One Port
Street) is at the City's Planning & Development
Committee (PDC) on Monday, June 12, 2017 @ 7:00 pm
at Mississauga City Hall in the Council Chamber.
Watch the live stream VIDEO.

► View the
PDC Agenda
(item 4.4) with a Report on Public Comments and text
of the
Revised OPA (on pp58-115 of the PDF), further to the previous PDC meeting
(Sept. 6, 2016).

ON OUR WATCH: TOPCA
held a Waterfront Town Hall Meeting on May 23, 2017
at Clarke Hall re: The Port Credit (CLC) Marina Lands and the
West Village Port Credit
Draft Plan for the former Imperial Oil brownfield lands. Attendance:
290

► Andrew Whittemore, Director of Policy Planning for the City of Mississauga,
together with Ruth Marland, Strategic Leader for
Inspiration Port Credit, and Mary Ellen Bench, City Solicitor, made
a
PRESENTATION (14p PDF) regarding development of the unique aspects of the
Marina Lands OPA to govern
complex implementation over an extended time, and address other TOPCA concerns per the
TOPCA Commentary (May 5, 2017) including the Marina Action Plan expected in Fall 2017.

NOTE: TOPCA reps appreciated meeting with this staff team (May 17, 2017) to
thoroughly review TOPCA's concerns regarding the OPA process /
content, and the City's proposed solutions (presented at the Town
Hall).

► James Cox, Director of Real Estate, Canada Lands Company, made a
PRESENTATION and ANNOUNCEMENT at the Town Hall (May 23, 2017) concerning conveyance of 2+ acres of land plus the entire 50+
acre waterlot to the City of Mississauga "which would assist in ensuring the long-term protection and reinvestment in the marina".
Below is an excerpt slide.

► Mississauga South MPP the Hon.
Charles Sousa made a
STATEMENT (read) at the Town Hall (May 23, 2017).

TOPCA COMMENTARY:May 5, 2017 - The TOPCA Executive submitted a
written Commentary to the City of Mississauga concerning Public
Process for the Port Credit Marina Lands at One Port Street since
the TOPCA Town Hall Meeting 'Have We Missed the Boat?'
(see below). The greatest concern is the status of
the promised Marina Action Plan to transition the
Marina to a new eastern breakwater. WE EXPECT THE CONCERNS TO BE ADDRESSED
AT THE TOWN HALL.

We're holding a local citizen-led forum for our members and other stakeholders in the
Port Credit community, to discuss implications of the Official
Plan Amendment for 1 Port Street (see below), and the forthcoming development
process at the Marina Lands.

The public comments generated will be added to the Information Report which staff will present to
PDC prior to any Council approval of the OPA (no sooner than
November). Note there will be no release of the land for
development without an approved OPA. Any other concerns re Port Credit developments can of
course be discussed as well, as they are all part of the same issue
of how Port Credit evolves as a whole (oh, and how we live through
the construction!) It will be great to get together!

AGENDA TOPICS

1. Protecting for a full-service Marina 2. Maximizing public realm 3. Defining the density well 4. Ensuring mixed-use5. Iconic building6. Maintaining the public process through time7. Any other issues

TOPCA reps made a
DEPUTATION (Sept. 6, 2016) at this meeting, and encourage
any members who wish to voice their comments to
send their written comments as instructed in the Notice. TOPCA is
also holding a Town Hall Meeting (see above).

The TOPCA Executive, in conjunction with other Residents Associations in Lakeview, Mineola (Credit Reserve) and Cranberry Cove,
along with the Port Credit Village Project, conducted a Round Table
meeting on May 26, 2016, with the parties concerned i.e. the City
project leaders and
Canada Lands
Company (CLC), to be sure we fully understand what the parties’ next steps are to
ensure a
full-service Marina. Still unknown is who will pay for its development. In addition, we sought clarification as to public realm provision (we don’t think
it is enough), proposed heights and density, and mixed-use site configuration. There are in fact two (2) master plans, and we want to ensure the City’s is robust in
its Vision and detail based on the extensive citizen input, before CLC
(i.e. its development partner) begins submitting applications.

TOPCA reps are attending: On November 26, 2013,
CLC convened a meeting of the Community Advisory Panel regarding
wide-spread concerns expressed in the Port Credit community about CLC's
Master Plan for the federal harbour lands.

At TOPCA's Town Hall meeting on November 25, 2013 at Clarke Hall, MP
Stella Ambler issued a statement that she is "opposed to the [CLC]
Plan" and has informed the Prime Minister that she will be working
with the community to get a design that works for the community.

CONCEPT MASTER PLAN PRESENTED:
On March 7, 2013, the consultants for
Canada Lands Company presented their concept for phased development
of the Harbour Marina Lands, culminating in the demonstration
scenario shown here (slide #96 of the
97p PDF of the presentation) which is now posted.
Click image below for
enlargement.

TOPCA's
Preliminary List of Concerns and Comments Heard:

1. OMB risk - Will CLC stick to their commitment
at TOPCA’s March 2011 public meeting (Ramping
up the Vision) that CLC may not be the
builder, but will control the development until construction is
complete to ensure that builders can’t undermine the master plan and
appeal to the OMB for changes?

At the March 7, 2013 meeting, we
heard for the first time that CLC would NOT be involved once
builders purchased pieces of the property, beyond having provided a
conceptual master plan. What is to stop builders from seeking to
deviate from the plan? Why then have a master plan?

2. Land valuation - Since it is currently public
land, its value has yet to be set based on allowable land uses and
intensity. The decisions made here will also have an impact on
adjacent properties and the Imperial Oil lands. We need to know the
estimated land value based on the new Port Credit District Local
Area Plan and how that compares to the estimated land value based on
the consultant’s proposal which appears to triple or quadruple the
allowed GFA from 2-3 storeys to: 4-6 storeys and 8 & 14+ storey
towers.

Building costs may be one influence CLC can’t control, but
we need to know how much of the proposal’s viability is based on
inflated land and water lot costs.

3. Residential creep - This was very noticeable
at the 3rd meeting proposal (March 7, 2013) after it was revealed
that 1,000 to 1,500 residential units are now being baked into the
financials. Considerable concern has been voiced consistently by
citizens from the first meeting about minimizing residential land
uses. The plan we saw could conceivably end up mostly residential +
a bit of ground floor retail.

If this is to be a truly mixed
development, let’s set mandatory minimum and maximum limits on
residential, commercial and industrial/artisan uses even if it takes
time for the total development to be realized.

4. Public realm – Many felt that not enough
public realm has been preserved in the scenario presented on March
7th to meet the needs for green open space and appropriate routes
for pedestrians, cyclists and motorized vehicles. In fact what
is proposed for parkland/open space is below standard, and 'payment
in lieu' is felt to be unacceptable.

There is no way to 'compensate' for the deficit in open space,
which precludes full realization of the mixed-use vision for the
site. It is disappointing that the nether-most tip of the
property is not left open as public space, but is half-consumed with
a condo.

5. Marina use – The possibility of the Marina
use being moved to the east breakwater to address concerns about
safety, access, space, convenience and boat storage was not
adequately evaluated and presented and requires further engineering
and shoreline analysis along with additional public input, now that
it has been raised as an option. Storms from the east are not
inconsequential and the 'variant' of using the eastern breakwater
for motor vehicles may prove unworkable.

Much work still needs to be done on the boat storage issue --
alternate approaches (e.g. at the
Imperial Oil brownfield
lands) need to be fully assessed; mere 'assumptions' for such a
significant decision need to be verified before the harbour site
design proceeds without it.

It is felt that the Marina use is being 'squeezed out' and will
be lost through attrition. Surely this use should be
privileged on the site to ensure this unique deep water port and
full-service marina continue to keep the port functional, authentic
and vibrant.

6. Proposed Hurontario LRT – There is a proposal
by CLC to further re-route the potential LRT down Stavebank Road to
the Lake, given that the City's design process has included the
possibility of the LRT extending along Port Street. This
extension is seen by CLC as supportive of intensification of the One
Port Street site and its built form aspirations. There needs to be
far more evaluation of the entire LRT business case, and the
viability of a Port Street extension, let alone a Stavebank Road
piece. The Master Plan should not be based on speculative
transit links.

BACKGROUND REPORT -
STAKEHOLDERS:
In December 2011, representatives of 3 local
residents’ associations (including TOPCA) and other groups in Port Credit met with
facilitators from the
Canadian Urban
Institute (CUI) retained by
Canada Lands Company (CLC). The purpose of the series of
small meetings was to solicit stakeholders' thoughts and opinions
regarding a process for the development of a master plan for CLC's
site at 1 Port Street
East (Google map).

The purpose of
this second community consultation session is to build on
ideas
contributed (click for
REPORT) at the first public meeting on May 29, 2012 (click for
PRESENTATIONS)
about redeveloping the 1 Port Street site. The session will begin with presentations followed
by interactive round table and full room discussions.

► Wikipedia: "The RIDGETOWN (launched
June 24, 1905 as WILLIAM E. COREY, a Lake Bulk freighter)
has been a signature structure of Port Credit since June 21, 1974,
when she was loaded with stone and, with her cabins and stack still
in place, sunk as a breakwater for the Port Credit Harbour. She
remains on guard there today."